. § 240.10b-5It shall be unlawful for any person, directly or indirectly, by the use of any means or instrumentality of interstate commerce, or of the mails, or of any facility of any national securities exchange,(a) To employ any device, scheme, or artifice to defraud,(b) To make any untrue statement of a material fact or to omit to state a material fact necessary in order to make the statements made, in the light of the circumstances under which they were made, not misleading, or(c) To engage in any act, practice, or course of business which operates or would operate as a fraud or deceit upon any person, in connection with the purchase or sale of any security.

We also routinely host TK and PM companies here in Memphis who want to learn best practices.  

Great post thanks1) Time2) Practical Experience (Getting Up and Riding Again after dumping the bike at a corner)3) Mistakes4) More Time5) or pay someone "one on one" to avoid the mistakes and cut the time considerablyThere are books, youtube and Real Estate meet ups, where you will get most of the stuff you need.  

Two quick next reads after Rich Dad: "Who Not How" by Dan Sullivan to focus on team over solo grind, and "Buy, Rehab, Rent, Refinance, Repeat" by David Greene for practical multifamily steps.

In practice, most bad decisions I see don’t come from missing a clever formula — they come from optimistic inputs.You can absolutely get to a solid yes/no on a single tab if the assumptions are conservative and grounded.

While goals are important often we get stuck with a plan that is no longer practical due to unforeseen circumstances. 

Based on your advice, I think the most practical move is to cut my losses and shift into CDs instead.

I currently auto-review after 12 hours, after this experience I may change that practice.

Is it best practice to start with a simple template and modify it as needed for each project?

In practice, most of these relationships don’t start through cold calls, and that’s where a lot of operators waste time.When I’ve seen this work, it usually happens through one of three paths:Existing landlord networksLocal investor groups, BiggerPockets, referrals from other owners, or PMs.